Is there a search tool that I can utilise to find out if the solicitor carrying out my conveyancing in Castle Vale is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus paying £175.00 in another set of conveyancing charges.

Please do make the most of the search tool on this site. Pick the mortgage company and type ‘Castle Vale’ or your preferred area and you will discover numerous solicitors based in Castle Vale or by proximity to you.

I am purchasing my first flat in Castle Vale with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of additionals instead. The property agent advised me not inform my conveyancer about this deal as it would adversely affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a ground for flat up to £305k and found one round the corner in Castle Vale I like with a park and station in the vicinity, however it's only got 61 years on the lease. There is not much else in Castle Vale for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

I need to find a conveyancing solicitor for freehold conveyancing in Castle Vale. I happened to chance upon a web site which seems to have the perfect answer If it is possible to get all this stuff done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am due to review estimates for conveyancing in Castle Vale from various solicitor and appoint one. Do I get them to sit tight until I have found somewhere to purchase.

You should only request your lawyer to commence work and submit searches once the offer has been accepted on the property especially as Castle Vale conveyancing searches are costly.